I apologize for the delay, but here’s the Safeway portion of the ANC meeting. However, this should get everyone excited for December’s meeting, no?
Safeway sent Avis Black, the Regional Real Estate Manager for DC, as a representative instead of their pricklier spokesman. She reiterated Safeway’s position as wanting to work with the community and then stood for questions. And I mean stood there – she faced the audience for at least an hour of tempered but stern questioning. And for all the criticism, everyone was polite and cooperative. In fact, most of the other people who spoke brought up, again and again, that they wanted changes to the plan, not no growth at all. Actually, many present were conducive to a project that would build an as-of-right building above a store that was still larger than the existing one, but not so gargantuan as the proposed.
First to stand was Adam Rubinson, the de facto leader of the critics. He likewise reiterated his requests for Safeway to make substantial changes to the design of the new store. He listed off the general complaints everyone involved has heard so far, as well as some new ones. I’ll repeat them here for people who weren’t there.
The public character of Washington has grown around two grand plans. First, Charles L’Enfant laid out the city as a sacred grove for the marking of America’s history. One century later, the McMillan Commission restored and expanded upon that original design to include the history of the Nineteenth Century. Now, The city center has grown up in the second hundred years since then, enough for Congress to declare the Mall closed to new development. Meanwhile, the rest of the city has built up or spread out into suburbs. In light of the last fifty years, a group of traditional Washingtonian architects have developed an audacious proposal for the next lifetime of growth, McMillan Two. Fulfilling some less-known intentions of the McMillan Plan with slight modifications, this plan essentially calls for bringing Paris, mansard , Seine and all, to the Capital of the United States.
Developed by the Build DC Initiative and architect Nir Buras in particular, the design has been sponsored by the Mid-Atlantic chapter of the Institute of Classical Architecture and Classical America, the National Civic Arts Society, with some support from the DC chapter of the Congress for New Urbanism. Buras’s philosophy draws hard from tradition: we know what is beautiful and what works – and we should do that. Downplaying strident formal innovation, the relationship buildings have to precedents in a cultural tradition guides design. For McMillan Two, France provides that tradition, particularly L’Enfant’s garden models and the Beaux-arts education of Burnham, McKim, and Olmsted. Though the partners have kept much of the project under wraps, Buras has recently begun sharing the outlines of this radical rethinking of DC’s future, namely that “Washington remains the most beautiful city in the nation.”
Near Southeast today. All images courtesy Nir Buras.
So, property and school districts are both legal structures that have strong effects on the perception of space and the organization of social networks. But generally, the legal structure that affects the commercial and economic growth of spaces is zoning.
Zoning, quickly, is a Progressive-era policy from the early 1900s that dictates what uses can or cannot exist on a certain piece of property or in a general area. The Modern Movement picked up the concept as a way of guaranteeing a healthy city, as did the Garden City and Regional Planning movements. Generally, its effects have been good – like keeping smelting plants away from residences. But it’s also led to unhealthy homogeneity and a commuter culture that was less prominent before governments began micromanaging the fabric of cities.
This is one of the wonkier posts, but it’s important to understand what has been planned for the area.
I mentioned earlier that I wanted to make an account of the many things Tenleytown residents have opposed over the years. For now, though, I’ll just to highlight one fight in particular, the oldest one that got any news coverage, and one that has some parallels to the current, pointless fight over the Macomb Street Giant.
Most residents and visitors admire the sleek moderne building that now houses a Best Buy and a Container Store. It is a registered landmark, ably capped by a Shalom Baranes-designed condominium. Critics and writers have shown almost nothing but praise for the structure, including Roger Lewis.
But in 1940, when Sears Roebuck first proposed the store, the neighborhood condemned the proposal and tried to stop Sears with all the weapons they had. Letters were written to Eleanor Roosevelt, lawsuits were filed, and many cried out for someone to think of the children. The primary concerns revolved around the Janney School, just as they have with the Library PPP and also in another dispute in 1991 about a homeless shelter.
As many people have now realized, the current highway-based, auto-oriented Gaithersburg West sector plan will waste money on unsustainable, outdated forms of growth that will lead to more congestion and auto-centric developments. However, attention must be paid to the serious negative effects I-270 highway expansion will have on areas other than Montgomery County, particularly the District of Columbia. The foregone conclusions of the traffic studies say little about the effects of this decision elsewhere in the region.
The technology companies of Montgomery County have tremendously contributed to the economic growth of the greater Washington region, and more jobs and more vitality in the future are a boon. However, the design of any new developments must also have a positive effect on the rest of the region. Employing effective land use policies, encouraging compact development, and investing in efficient transportation will increase the benefits to the region in many other ways.
Vastly increasing the capacity of highway-scale roads throughout the region will likewise increase the number of automobile trips undertaken. Wider highways up the road will only encourage growth, which will bring calls for I-270 widening closer to the District, just as the highway lobby has pushed planners with good intentions to widen I-66. But that, in turn, will only make trips from further out easier, and so more individuals will opt to drive from further out, filling up the highway. Conversely, any resident of DC that finds a job in the corridor will have to commute from the city by car or move and still commute by car.
But between the Beltway and downtown, where will these drivers go? The project assumes that people will basically commute from Clarksburg to Gaithersburg. Although many will commute within the corridor, history has shown that many will also continue on into DC, into the growing Central Business District. Some, perhaps, will park and ride the Metro or MARC in. But most will simply drive in, pouring cars into the city, onto Wisconsin Avenue, Connecticut Avenue, Beach Drive, Georgia Avenue, Sixteenth Street, River Road, and the Clara Barton Parkway.
The new drivers, passing through the neighborhoods of Northwest will themselves be more traffic, meaning more idling, more speeding, and more side-street cut-throughs. The idling and the stop-start traffic will not only make everyone’s commute harder – the new cars will compete with the excellent bus service in Northwest – the engines will release greenhouse gases and noxious pollutants into the air along the way. Moreover, all the new, frustrated drivers will add more than a few chances for injuries and collisions.
For all the fears that middle-height transit oriented development along corridors in northwest, the sprawlway will have much more severe and lasting consequences for Wards 3 and 4. Politicians and citizens alike need to support rational development, development of a reasonable density, designed for humans, and designed for transit accessibility. Only through TOD can one part of the region grow without adversely affecting the others. But more importantly officials need to coordinate with their peers in Maryland, Virginia, and the District of Columbia to and work together as a whole, the way the economy of the region does. Otherwise, no infrastructure project can be said to benefit the region, especially one with such an adverse impact as the Sprawlway.
Frog's Dream, the winner, brings back the wetlands
Beginning with this post, I’ll be writing on some local and urbanism-related issues at Greater Greater Washington from time to time.
In “Eyes That Do Not See,” Le Corbusier noted that airplane designers were unable to achieve heavier-than air flight until they understood the underlying issues of aeronautics – until they had posed the problem correctly. Until the tinkerers stopped imitating birds and kites and began investigating lift in a scientific way, they just produced spectacular failures and beautiful dreams. So, when looking through the finalists to the Reburbia suburban redesign contest, it was curious to see how, although many projects owe a debt to the Swiss architect, a great deal show confusion about the problems of “suburbia.”
Reburbia was a design competition where designers were invited to remodel, reuse, redevelop, and restructure the landscape of suburban development. Sponsored by Inhabitat and Dwell, the contest presented 20 finalists and a number of other notable entries for public viewing. Although they’ve already announced winners, the issues that appear in the submissions deserve more discussion. These open competitions are like fashion shows, where the offerings exist as inspiration for other designers more than practical solutions. Some of the ideas tossed around here might make their way into an abandoned mall, but the ideas that grow out of Reburbia are more important. As architects, planners, and citizens look for solution, we have to keep in mind what the problems are to judge any given solution.
Edible Parking? "Bumper Crop"
Declaring that the suburbs need to be re-burbed begs the question of how much, and which kinds, of suburban development are unsustainable, undesirable, or inefficient. Following that line of thought, designers need to consider whether mitigation of costs can solve an issue, whether simply pulling out unfair subsidies would help, or whether a total revamp has to occur. The projects in Reburbia revolved around a handful of issues that are unique to automobile-dependent sprawl, as well as others that all cities face. The entrants posed their problems around land use, energy waste, sustainable energy production, loss of natural habitats, low density, unappealing or unwalkable street design, transportation inefficiency, water runoff, and the legal mandates for development.
As promised, a map of all of the property lots in the area of Reno/Tenleytown area. Fascinating ain’t it?
Even without squinting, you can see diagonal lines that don’t seem to match up with any roads or lots. I’m fairly certain these cuts line up with older borders and roads, putting a whole new volume of evidence of the past fossilized in the modern legal form of the city. The erasure and remainder of various structures as a history appears too. Why did some lines stick around? Perhaps one owner sold out before the other, and a divided lot just went up for sale as two later. More comparisons under the fold.
This past weekend, the East Bay Express (a paper in Oakland), wrote a fairly balanced article about the battles over densification in Oakland and Berkeley. Although it took as its subject a particularly acerbic debate over local development projects, the scenario is the same everywhere. The article presents three largely oppositional theses: tall buildings are environmentally sound, all density is environmentally unsound, and that density can mean Paris as well as Manhattan. Each one is given a fair voice, but ultimately only the middle path comes out looking informed.
Of course the commenters jumped out of the starting blocks and onto their respective causes: the electric car, renewable energy, zero population growth, THE IMPORTANCE OF WRITING EVERYTHING IN CAPITAL LETTERS, planting “subsistence” gardens in quarter-acre lots, and obviously the meme that developers are profiteers and gentrifiers. But what none of these people seemed to see was that the options of a pleasant human environment and a limited footprint on the natural world are not mutually exclusive.
Option B (from baslow on flickr)
Read the article; take a look at the section on pages 3 & 4 in particular, where Mike Pyatok, an architect with decades of experience, drops the usual truth bombs.
In an environment with artificial scarcity by way of outdated and strict zoning, the costs of land allotted to tall development, prices will be too high, even for luxury development. 5-8 story buildings are cheaper, more comfortable, and more energy efficient on a regional scale. Similarly, the need for a large footprint to justify the vertical costs means a less refined urban grain and less human-scale detail and fewer potential owners.
As long as cities are lusting for the skinny towers of 1920s New York, opponents will only see a superblock grime of the 1970s. Unfortunately, those skinny towers never made much money and definitely won’t nowadays. So, many opponents are simply reacting to unreasonable visions of the future with equally wrong visions of dystopia. Expect to see knees jerking until city councils and armchair planners ask for middle density.
So the political wars over the Purple Line largely ended last week, when the light rail option was selected over the BRT one by the National Capital Transportation Board. The decision now frees the transportation enthusiast crowd to fight over petty and superficial little things, like, for example, the name.
The name “Purple Line” was born back to a day when a legitimate discussion was ongoing between an outer heavy rail line, and the inner light rail line. More specifically, it was born when the Bethesda-Silver Spring light rail line was a separate project from the Silver Spring-New Carrollton Purple Line altogether. But they were merged sometime back under Gov. Glendenning (Wikipedia says it was under Erlich, but that contradicts my memories), and suddenly everyone stopped paying attention to the PG County side. Governor Erlich had the decent sense to not oversell the mid-tier transit line, but managed to make the name situation worse. His DOT’s name, the Bi-County “Transitway,” is an unadulterated sample of bureaucraspeak, managing to say absolutely nothing about anything, while also sounding incredibly unexciting. Bi-County? Which counties? Washington and Allegheny? Marin and Cook? Transitway? There’s no meaningful thing that the term “transitway” promises, although it does sound a bit like a moving walkway or even a slidewalk. I hear that when you visit the mausoleum of Kim Il-Sung, they have one of those things.
But calling it the Purple line unfairly associates it with heavy rail lines that operate in a very different way. Mixing the modes damages the legibility of Metro’s human-interface concept, embodied in its map. More importantly, it disassociates the particualr line from its value as part of a larger network of streetcars. When extensions are made elsewhere and it is connected to the Georgia Avenue Streetcar, it will be possible to run trains from Bolling AFB to Bethesda. Rather than hype up one particular service, instead reminding potential riders of the total extent of the system will likely increase ridership.
Frankly, I think any distinctive branding should simply disappear into the area’s future streetcar network. David Alpert had it right in his metro scheme, simply drawing all overground rapid transit purple. But if named it must be, then let’s go with this spiffy dollop of NIMBY fears, presented in the style of Jim Graham:
That Bastard O’Malley/Erlich/Glendenning’s Inflationary-Federal-Fiat-Currency-Funded-Puce-Hued- Two-County-Not-Underground-New-Carrollton-Silver-Spring-Chevy-Chase-Bethesda-Oh-God-Won’t-Someone-Think-of-the-Trees/It’s-a-Combine-Harvester-for-Toddlers-All-Singing-All-Dancing-Thug-Travelator.
Anyone have a better idea? I, for one, can’t wait for the epic battles between the Sharks and the Jetsons.
